I am expecting a offer of a home loan from Halifax. I intend to instruct a Licensed Conveyancer in Mere. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
What does my ID and proof of funds have anything to do with my conveyancing in Mere? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms of Engagement that you need to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to hand over identification documents, your lawyer can not take you on as a client.
What is the optimum way to investigate if the solicitor handling my conveyancing in Mere is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus paying £192.00 in further legal charges.
You should take advantage of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type ‘Mere’ or your preferred area and you will be presented with numerous conveyancers based in Mere or near you.
We previously chose solicitors based in Mere on the Aldermore solicitor panel. They are now charging me an additional fee for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. This fee is not dictated by Aldermore but by your Mere conveyancer. Numerous firms on the Aldermore panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Mere lawyer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Mere. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
A colleague recommended that if I am buying in Mere I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Mere conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Mere around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Mere Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Mere.
Is it possible to swap solicitor as I have to appoint a firm on the Britannia conveyancing list. I instructed a local conveyancing solicitor in Mere round the corner but she is not accepted by Britannia
We will our best to assist in finding you a conveyancing solicitor in Mere on the Britannia panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Mere. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Mere.